Warlingham area guide
Property, prices, schools and local life in Warlingham — from the Streets Ahead team who work here.
What is Warlingham like to live in?
Living in Warlingham
Warlingham sits in the district of Tandridge in Surrey, on the higher ground south of Croydon where London gives way to open countryside and Green Belt. It is a village at heart, built around a green, with a semi-rural feel that sets it apart from the busier areas nearer central Croydon. People who move here tend to want space, greenery and a settled community within reach of the capital.
Ownership runs high. Around 74.5% of households own their home (Census 2021), with a smaller private rented sector at 13.3% and social renting at 11.1%. That paints a picture of a stable, owner-occupied area where households buy in for the long term and homes come to market less often than in the higher-density parts of South London.
Warlingham falls under Tandridge District Council, which sets the council tax, runs bin collections and handles services locally, with school admissions run by Surrey County Council. A Band D home here is charged £2,594.85 for 2026-27. Because Warlingham sits in Surrey rather than a London borough, its services and admissions differ from the Croydon areas nearby, so our team can talk you through what a specific street means before you commit to a viewing.
How do you get to central London?
Warlingham is served by stations in the surrounding area, with neighbouring Whyteleafe and Caterham offering rail routes towards central London. As a more spread-out, semi-rural place, the walk or drive to a station varies a good deal from street to street, and many households here rely on the car for day-to-day journeys. For a frank view of which pocket suits your commute, our local team can walk you through the trade-offs.
Warlingham in numbers
Local facts and figures from official sources
The median sold house price in Warlingham is £520,000, based on 824 sales across CR6, CR3, CR5 and RH8 between Aug 2025 – Aug 2026 (HM Land Registry Price Paid Data). Terraced houses sell for a median of £447,370, flats and maisonettes £280,000, semi-detached houses £535,000, and detached houses £812,500.
Council tax on a Band D home in Warlingham is £2,594.85 for 2026-27 (London Borough of Tandridge, MHCLG).
Warlingham has a population of 87,876, of whom 74.5% own their home and 13.3% rent privately (Office for National Statistics).
There are 23 state schools in the Warlingham area, including 16 primary and 4 secondary schools (Ofsted / Department for Education, state-funded schools management information).
House prices
£520,000 Median sold price in CR6, CR3, CR5, RH8 (824 sales, Aug 2025 – Aug 2026)
| Detached | £812,500 |
|---|---|
| Semi-detached | £535,000 |
| Terraced | £447,370 |
| Flat / maisonette | £280,000 |
Tandridge borough average: £476,832 -4.9% year on year
Source: HM Land Registry Price Paid Data (CR6, CR3, CR5, RH8, standard sales), Aug 2025 – Aug 2026
Source: HM Land Registry UK House Price Index (Tandridge), May 2026
Private rents
£1,632 Average monthly rent in Tandridge +3.9% year on year
| Detached | £2,226 |
|---|---|
| Semi-detached | £1,737 |
| Terraced | £1,673 |
| Flat / maisonette | £1,340 |
Source: Office for National Statistics, Price Index of Private Rents (Tandridge), June 2026
People & housing
87,876 Residents in Tandridge
| Owner occupied | 74.5% |
|---|---|
| Shared ownership | 1.2% |
| Social rented | 11.1% |
| Private rented | 13.3% |
Source: Office for National Statistics (via Nomis, local authority level), Census 2021
Council tax
£2,594.85 Band D in Tandridge, 2026-27
| Band A | £1,729.90 |
|---|---|
| Band B | £2,018.22 |
| Band C | £2,306.53 |
| Band D | £2,594.85 |
| Band E | £3,171.48 |
| Band F | £3,748.12 |
| Band G | £4,324.75 |
| Band H | £5,189.70 |
Source: MHCLG, Council Tax levels set by local authorities in England, 2026-27
Schools
23 State-funded schools in this area’s postcodes
Primary (16)
- Audley Primary School Last inspected Mar 2024
- Hamsey Green Primary Ofsted: Good Last inspected Jun 2025
- Hillcroft Primary School & Nursery Ofsted: Outstanding
- Hurst Green Infant School Ofsted: Good Last inspected Nov 2019
- Kenley Primary School Ofsted: Requires improvement
- Limpsfield CofE Infant School Ofsted: Good
- Marden Lodge Primary School and Nursery Ofsted: Good
- Oasis Academy Byron Ofsted: Good Last inspected Jan 2022
- St Francis Catholic Primary School Last inspected Oct 2021
- St John's CofE Aided Primary School Last inspected Nov 2022
- St Mary's CofE Primary School Ofsted: Good
- St Peter and St Paul Church Primary School Ofsted: Good
- Warlingham Village Primary School
- Whyteleafe Primary School Last inspected Dec 2022
- Woodcote Primary School
- Woodlea Primary School Last inspected Apr 2025
Secondary (4)
- de Stafford School Ofsted: Good
- Oxted School Ofsted: Good Last inspected Mar 2026
- Warlingham School Last inspected Nov 2022
- Woodcote High School Last inspected Jan 2024
Ofsted no longer issues single overall grades for inspections after November 2025 — follow a school’s link for its full, current report card.
Source: Ofsted / Department for Education, state-funded schools management information, 30 June 2026
Contains HM Land Registry data © Crown copyright and database right 2026, licensed under the Open Government Licence v3.0. Contains public sector information (ONS, MHCLG, DfE/Ofsted) licensed under the Open Government Licence v3.0.
The Warlingham property market
Property and schools
Across the CR6, CR3, CR5 and RH8 postcodes covering Warlingham and its surroundings, the median sold price over the most recent twelve months was £520,000 — but that single figure hides a real spread by property type. Flats and maisonettes, the most accessible way into the area, sold at a median of £280,000. Terraced houses reached £447,370, semi-detached houses £535,000, and detached houses £812,500.
If you are renting, average private rents in Tandridge stood at £1,632 a month. Around 13.3% of local households rent privately (Census 2021), so the rental market here is smaller than in the busier areas nearer central Croydon. Whether you are selling or letting, the numbers move quickly, so the most useful figure is a current appraisal of your own property.
Where to live in Warlingham
The streets around the village green and the quieter, greener roads on the edge of the countryside tend to be the most sought-after, where space and outlook come at a premium. Buyers comparing options often weigh Warlingham against neighbouring Caterham and Whyteleafe, which share the same Surrey setting and Green Belt surroundings. For a straight view of what a given budget buys right now, book a conversation with our team.
Schools and families
The area has 16 state primary schools and 4 state secondaries, including Warlingham School, de Stafford School, Oxted School and Woodcote High School, with admissions run by Surrey County Council. Catchments and admission rules change year to year, so check each school’s current Ofsted report and Surrey’s criteria directly before you apply. If schools are shaping your search, our team can help you plan around them.
Warlingham property questions, answered
Good to know
What is the average house price in Warlingham?
The median sold price across Warlingham and its surrounding postcodes (CR6, CR3, CR5, RH8) was £520,000 over the most recent twelve months. By type: detached £812,500, semi-detached £535,000, terraced £447,370, and flats or maisonettes £280,000. The property type matters as much as the postcode when you are setting a budget, so treat the median as a starting point.
Which borough is Warlingham in?
Warlingham is in the district of Tandridge in Surrey, not a London borough. Tandridge District Council sets the council tax and runs local services, while school admissions are handled by Surrey County Council. Council tax on a Band D home is £2,594.85 for 2026-27. Its Surrey setting means services and admissions differ from the neighbouring Croydon areas.
How do you get from Warlingham to central London?
Warlingham is served by stations in the surrounding area, with neighbouring Whyteleafe and Caterham offering rail routes towards central London. As a semi-rural place, the walk or drive to a station varies from street to street, and many households rely on the car locally. For exact current times, routes and Travelcard zones, check National Rail or TfL, as timetables change from time to time.
What are the schools like in Warlingham?
The Warlingham area has 16 state primary schools and 4 state secondaries, including Warlingham School, de Stafford School, Oxted School and Woodcote High School, with admissions run by Surrey County Council. Because catchments and admission criteria change year to year, check each school’s current Ofsted report and Surrey’s published criteria directly before you apply.
Is Warlingham a good place to live?
Warlingham is a village at heart, set around a green on the Surrey countryside edge south of Croydon, with Green Belt surroundings and a semi-rural feel. Around 74.5% of households own their home and only 13.3% rent privately (Census 2021), pointing to a settled, owner-occupied community. It suits buyers wanting space and greenery within reach of London.
What is the rental market like in Warlingham?
Average private rents in Tandridge were £1,632 a month, and around 13.3% of Warlingham households rent privately (Census 2021), so the local rental market is smaller than in busier areas. Landlords can read our Ultimate Landlord Guide or contact our lettings team for a current appraisal.
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